Q: Hello, I signed a tenancy contract to move into a new townhouse on November 17, 2023. The addendum stated that the house would be move-in ready with a deep cleaning and pest control before our move-in date. However, when we visited the property yesterday, none of the maintenance had been completed, and several issues were flagged, such as missing keys, incomplete bathroom hooks, a missing drain cover, and a missing outdoor faucet. It is clear that the property will not be move-in ready by February 17. We talked to the realtor to postpone the move-in date and return the old cheques so that we could write new ones. Unfortunately, the landlord had already deposited 2/3 of the cheques into the bank. Since there is a potential breach of the contract due to the property not being move-in ready by February 17, what are our rights? Can we cancel the contract? Can the cheques bounce so that the landlord does not receive the money? If the cheques bounce, will we be penalized?

Q: What are my options to take legal action against my apartment building for not fixing the constant issues that I am facing in my bathroom? For over 2 months now, I have been fighting with them to get more hot water and to stop leaks in my bathroom that are caused by a bad water heater. The building management has not been able to fix these issues and is now telling me to find my own technician and pay for another water heater. I know this is illegal. Please help!

Q: Hello, I seek guidance regarding an issue I am facing with the air conditioning in the common areas of the building where I reside. The facilities management of my building recently decided to turn off the air conditioning in all common areas, including the reception lobby and corridors on all floors. Upon inquiring about this issue, I was informed by the management that they do not have any air conditioning set up in these areas. This contradicts the fact that the air conditioning was functioning correctly in previous years but was discontinued this year. Considering the implications of the high temperatures during the summer months in Dubai, I am concerned about the legality of not having air conditioning available in all common areas. I would greatly appreciate your guidance on the following matter.

Q: Dear Sir/Madam, I have a question about the renewal of my contract for the third year. The owner has increased the rent according to the RERA index, and I have agreed to this. However, there was an additional term in the contract that stated that the landlord would be responsible for major maintenance. The landlord has now said that all maintenance will be the responsibility of the tenant, and he has stopped communicating with me. Is it allowed to change the terms and conditions of the contract when renewing it with a higher rent price?

Q: Upon vacating your apartment, can you sue your landlord for ongoing maintenance issues while you lived there? For 3 years I had ongoing maintenance issues which the building would not fix properly. Furthermore, they have now tried to deduct from my security deposit despite not fixing several issues that occurred in the past 3 years! Is there a timeframe for a maintenance claim? I would like to sue them for years of lack of maintenance which destroyed my experience while living there. Please advise. Thank you.

Q: Dear Sir/Madam, My tenant is not happy with the air conditioning performance. I have sent a contractor twice and now arranging for a third trip although the engineer says it is fixed. The tenant is now going to call his own maintenance company without my permission and claims he will pass me the bill. Is this allowed?

Q: Hello, Regarding the rental contract, I have a term that requires a 2000 AED maintenance fee upon renewal. Is it normal to pay this fee upon each renewal, and can I negotiate to remove this term from the new contract? It feels like an overcharge. Renting is in Dubai. Appreciate your help! Thank you!

Q: Dear Lawyers, This question pertains to maintenance work in a retail commercial shop. Typically, in such shops, all maintenance is paid for by the business manager. Additionally, our specific contract states that "all maintenance work in the retail shop is the responsibility of the tenant." In what cases does the real estate owner get involved? The business manager experiences recurring maintenance issues every six months.

An interview-format article covering the topic of residential retail properties pertaining to the liability for property maintenance and the repercussions of defaulting on rent payments in the UAE. This is from the legal podcast of lawyer Ludmila Yamalova, the founder of Lawgical with LYLAW.

The relationship between tenants and landlords is regulated in Dubai by Law No. 33 of 2008 Concerning the Relationship Between Landlords and Tenants in the Emirate of Dubai. The arising rental disputes are referred to Rental Disputes Settlement Centre (“RDSC”) created by Decree No. 26 of 2013 to reconcile between the parties and reach an amicable settlement or seek a final judgment issued and enforced by the RDSC.

The provisions of this Law apply to real property leased out in the Emirate of Dubai, including vacant and agricultural lands, but excluding hotel establishments and real property provided by natural or legal persons as accommodation to their employees at no charge.

This Decree establishes a specialised judicial system to hear rent disputes and develops the procedure for determination of such disputes through an expeditious and simple process for the purpose of realising social and economic stability for all persons involved with the real property rental and other related sectors.

Provisions of this Law supersede articles (2), (3), (4), (9), (13), (14), (15), (25), (26), (29), and (36) of Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai.